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HomeMy WebLinkAboutDTS-06-073 - Deer Ridge Centre Master Plan, 4263-4293 King St E J Development & Technical Services Report To: Date of Meeting: Submitted By: Prepared By: Ward(s) Involved: Date of Report: Report No.: Subject: Development and Technical Services Committee May 1, 2006 Jeff Willmer, Director of Planning (741-2325) Brandon Sloan, Planner (741-2648) Ward 3 April 26, 2006 DTS-06-073 Deer Ridge Centre Master Plan 4263-4293 King Street East (former Lulu's Site) RECOMMENDATION: That the Master Plan, including design requirements and drawing, for the Deer Ridge Commercial Centre located at 4293-4293 King Street East, and attached to DTS Report 06-073 as Appendix "B", be adopted; and That the Master Plan and design requirements be implemented through the Site Plan Approval process, with any modifications to the Master Plan being to the satisfaction of the Supervisor of Site Plan Development. REPORT: The subject lands are located on the southwest side of King Street East, near the Deer Ridge Drive intersection. This is the former Lulu's site, which currently contains 'The Brick' and the rear building contains the 'World Access' call centre. The first two phases of redevelopment of the property which includes the addition of the new parking area at the rear of the site and an addition to The Brick have recently gone through the Site Plan process with the City. Part of this process included the involvement of surrounding property owners as per the Council Policy on Public Participation. There are future phases being planned for this property. The lands are designated as Planned Commercial Campus in the City's Municipal Plan and are zoned Commercial Campus (C-8) with special zoning provisions. Staff have identified the need for a "Master Plan" for this site prior to proceeding with the next phases of redevelopment. There are three primary reasons. The first is that it makes sense to provide a coherent and comprehensive 'plan' for any large commercial site prior to proceeding with adding individual new buildings. The second purpose is to help achieve conformity with the Municipal Plan policies for this site development. The intent of these policies is to consider the larger picture of the commercial campus environment to achieve a high level of urban design, including planning for matters such as existing/future off-site and/or on-site transit facilities, automobile circulation and access, safe pedestrian movement, the massing and placement of buildings as well as other on-site service facilities. Finally, the public participation policies adopted by Council in 2001 include a specific Policy 4.7 under the Commercial section of the City's Municipal Plan. This policy identifies that site specific urban design studies will be required for areas such as the Planned Commercial Campus that have substantial redevelopment opportunities and that are immediately adjacent to low rise residential lands. The former Lulu's site fits that description. The intent of the site specific design study is to address several site development matters, such as building placement, parking areas, site access, vegetation/buffering, etc with the primary purpose to attain compatibility between commercial and residential development. The urban design study and requirements are to be adopted by Council and implemented through the Site Plan process. The study also involves consultation with the surrounding property owners. The owner and consultant for the subject lands have worked with City staff on engaging in this "new" process. Staff have circulated the surrounding property owners and have conducted a meeting that included City and Region staff, the owner's consultants, the Ward Councillor, several surrounding property owners and representatives from the adjacent neighbourhood associations. The comments are attached to this report. The comments received have been refined to provide a list of design objectives or requirements that shall accompany the proposed Master Plan and both are attached to this report. One of the primary objectives is to provide for direct and identifiable pedestrian and vehicular routes internal to the site and as the site relates to the surrounding area. FINANCIAL IMPLICATIONS: There are no expected impacts on the City's Capital Budget. COMMUNICATION: Surrounding property owners and the adjacent neighbourhood associations have been involved in Site Plan meetings and comments on these lands. 52 notices were mailed regarding the Master Plan. Written comments were received and are attached as Appendix "A". A meeting was held on April 12th that was attended by members of the public, staff and the applicant (minutes attached in Appendix "A"). A copy of this report will be provided to those that either provided written comments or attended the meeting. CONCLUSION: Staff support proceeding with the approval of the Master Plan and the next stages of the redevelopment of the former Lulu's site. Brandon Sloan, MCIP, RPP Planner Jeff Willmer, MCIP, RPP Director of Planning Brian Page, CET, OALA, CSLA Supervisor of Site Plan Development List of Attachments: Location Map Appendix "A" - Master Plan Comments and April 12, 2006 Meeting Minutes Appendix "8" - Master Plan and Design Requirements 2 Deer Ridge Centre Master Plan DEER RIDGE CENTRE MASTER PLAN DEER RIDGE CENTRE MASTER PLAN The Deer Ridge Centre Master Plan indicates the primary design and development expectations for the redevelopment of an existing commercial centre located at the former Lulu's site. The Master Plan establishes a strategy for site development including future site redevelopment. A primary goal of this Master Plan is to create a high quality employment centre integrated into the surrounding environment. The Deer Ridge Master Plan is organized by the following principles with supporting guidelines described in further detail below: 1 Establish primary & secondary gateways 2 Create attractive edge condition & reinforce King Street 3 Create a pedestrian-oriented environment & highly integrated, direct pedestrian circulation system; 4 Integrate transit and reinforce alternate modes of transportation 5 Reinforce compatibility with surrounding residential properties 6 Integrate open space elements into the site design 7 Provide high quality building design that contributes to a sense of place 8 Plan for future redevelopment 9 The Deer Ridge Centre Master Plan 1.0 Establish Primary & Secondary Gateways . Recognize the Deer Ridge Drive entrance as a primary gateway entrance for the community. Treat with intensive landscaping treatments that complement existing residential streetscape character. . Recognize the King Street entrance (future signalized intersection) as a primary gateway entrance to the site. Reinforce with landscaping and attractive signage similar to the Deer Ridge Drive entrance. . Recognize the King Street entrance (restricted access) as a secondary gateway. Define with landscaping treatment. . Define gateway entrances with wide sidewalks, combination of hard and soft landscaping treatments and consideration of benches and directional signage. Promote high quality building design at gateway entrances. 2.0 Create Attractive Edge Condition & Reinforce King Street . Reinforce consistent edge treatment through intensive perimeter landscaping and building mass located close to the street. . Recognize King Street as a gateway corridor to the City of Kitchener. Orient building mass close to the street maintaining similar setback to existing Brick Building. Reinforce with streetscape and landscape treatments. Maximize opportunities for window openings along King Street. Encourage active uses adjacent to King Street and discourage drive-thru lanes and service facilities. . Improve pedestrian interest and streetscape quality through articulated building fa9ades along street edge. . Fully integrate mechanical rooftop equipment into building design to screen from public view. DEER RIDGE CENTRE MASTER PLAN 3.0 Create Pedestrian-Oriented Environment & Highly Integrated, Direct Pedestrian Circulation System . Provide clear and direct pedestrian connections that avoid, or minimize conflicts with vehicular traffic particularly along major desire lines. Design site for pedestrian use and circulation. . Provide multiple pedestrian connections between buildings across the site. . Establish pedestrian circulation system based on primary pedestrian linkages from King Street and Deer Ridge Drive supported with secondary, internal pedestrian connections . Primary Pedestrian Connections: Establish wider sidewalks with landscape treatment for primary pedestrian connection. Provide double loaded sidewalks at primary King Street entrance. Encourage landscaped median along primary vehicular route. . Secondary Pedestrian Connections: Integrate pedestrian sidewalks into landscaped traffic islands. . Pedestrian routes that intersect with main driveway aisles should be given special treatment (different material or striping; vehicle traffic calming measures such as stop signs, raised platform or curb extensions; and signage) . Provide minimum 3 meter-wide walkway along most building frontages. . Maximize opportunities for seating areas, patio space and outdoor amenity spaces. . Integrate lighting of an appropriate scale and intensity along pedestrian circulation system. . Locate buildings close to the street and pedestrian circulation connections. 4.0 Integrate Transit and Reinforce Alternate Modes of Transportation . Encourage commuter option programs (Grand River Transit) such as corporate transit passes, car pooling benefits and bike parking options. . Maximize pedestrian connections to all transit stops. . Allow opportunity for future transit stop to be fully integrated on-site (future location/shelter/seati ng area/sig nage). . Provide indoor and outdoor bicycle parking spaces. Integrate outdoor bicycle parking spaces into landscape design. 5.0 Reinforce Compatibility with Surrounding Residential Properties . Maintain existing landscaped setback in rear yard. . Prohibit light trespass on surrounding residential properties. . Provide intensive landscape treatment along Deer Ridge Drive. . Fully landscape all site servicing areas that may be in the public view. . Opportunities for vertical massing should be considered for the northern portion of the site towards the public streets. . Encourage residential motifs in building design. . Any "lit" signage should not face residential areas. 6.0 Integrate Open Space Elements into Site Design . Provide landscape treatments along primary and secondary pedestrian connections. . Soften all large parking lot areas with landscaped traffic islands. . Allow opportunities for common amenity areas with emphasis on outdoor patios. Encourage decorative fencing for all patio spaces. DEER RIDGE CENTRE MASTER PLAN 7.0 Provide High-Quality Building Design that Contributes to a Sense of Place . Encourage building design features that convey a consistent architectural expression. . Maximize opportunities for high quality building materials. . Emphasize primary building entrances through cantilevered canopy and other design features. . Avoid or minimize blank walls where possible. In this regard, maximize window openings internally to site and facing King Street. ยท Fully integrate signage into fa9ade. 8.0 Plan for Future Redevelopment . Develop site as phased development. . 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